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CITY OF ROCHESTER MINNESOTA

March 27th, 2020

REQUEST FOR PROPOSALS

Downtown Waterfront S.E. Small Area Plan

I. INTRODUCTION

The City of Rochester Minnesota is soliciting proposals from qualified consulting firms

(“Consultant”) to create a Small Area Plan for redevelopment of approximately 61 acres

of land (called “redevelopment area”). Ownership of the redevelopment area is comprised

of private property owners, of which the majority are actively participating in this process.

Current and previous land uses within the area of redevelopment include big box retail,

industrial food processing (dairy), surface parking, and transportation including a railroad

spur as well as portions of public right of way and infrastructure. The redevelopment area,

located southeast of the downtown core has approximately 1,600 feet of Zumbro River

frontage that includes a segment of the City bicycle/pedestrian trail system. The

redevelopment area is bounded by Broadway Avenue to the west and 3rd Avenue to the

east, and 9 ½ Street to the south and 4th Street SE to the north. This corridor includes the

future rapid transit circulator, now in early planning stages by the City, which utilize

Broadway Ave. With this planned transit development, the project area is zoned TOD

(Transit Oriented Development)- Corridor.

The small area plan will include visionary concepts for the future of the redevelopment

area including a mix of land uses, multimodal transportation alignments, street and block

layout, residential densities, guidance for urban design, sustainable design, general

building forms, and future infrastructure needs. The plan will establish people centric

natural and cultural resources within the redevelopment area and the provision of

multimodal connectivity throughout and to adjacent areas including the Downtown,

Slatterly Park and Sunnyside neighborhoods, and Soldiers Memorial Field Park. This

larger area encompasses nearly a ½ square mile of land in Southeast Rochester is the

anticipated “Influence Area” for this small area plan.

The redevelopment area is within the Destination Medical Center (DMC) District. The

DMC initiative is one of the largest and most innovative economic development strategies

ever undertaken in Minnesota. Its purpose is to secure Rochester’s and Minnesota’s status

as a global medical destination now and in the future. It is anticipated that the DMC

initiative will result in $5.6 billion in private investments in downtown Rochester. This

includes investments by Mayo Clinic and other private investors, and $585 million in

public funding for public infrastructure and transportation projects.

DMC is a major economic development initiative that is currently and will continue to

drive significant new job growth and tax base for future generations. It will significantly

increase and accelerate the demand for private development and public infrastructure in

the market. DMC is estimated to grow the employment base in Rochester by 35,000–

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45,000 jobs, and to more than double the visitation from Mayo Clinic

patients/companions, as well as business travelers, convention/event-goers and other

visitors to the City – particularly to the downtown core.

The following plans and initiatives provide additional information on Rochester and should

inform this small area plan.

Rochester Community Development Resources:

https://www.rochestermn.gov/departments/community-development/maps-links-and-resources

Rochester’s Comprehensive Plan, Panning 2 Succeed 2040:

https://www.rochestermn.gov/home/showdocument?id=21252

Rochester Public Works Recent Projects: https://www.rochestermn.gov/departments/public-

works/construction-projects/current-projects

Rochester City Administration, Economic Development:

https://www.rochestermn.gov/departments/administration/economic-development

Destination Medical Center: https://dmc.mn/

RNeighbors, Rochester https://www.rneighbors.org/

Imagine Slatterly http://slatterlypark.org/welcome-to-slatterly-park/imagine-slatterly-vision-plan

Rochester Downtown Circulator Transit Oriented Development Study (not yet completed)

Broadway Ave Corridor Study: https://www.rochestermn.gov/home/showdocument?id=9317

Bicycle Master Plan:

https://www.co.olmsted.mn.us/planning/trnsprtnplng/rocog/bikemasterplan2011/Pages/default.asp

x : Rochester Park system plan: https://www.rochestermn.gov/home/showdocument?id=11570

Integrated Transit Study (ITS): https://www.rochestermn.gov/departments/public-works/dmc-

related-transit-studies/integrated-transit-studies

City Loop Plan: https://www.rochestermn.gov/home/showdocument?id=12893

II. PROJECT GOALS

This small area plan will guide the transformation of the redevelopment area from its

current state to a future mixed-use neighborhood that will have both its own unique

character as well as being authentically reflective of the city of Rochester and its southeast

quadrant. Particular goals of this small area plan project include:

A vision for the redevelopment area that will establish general building forms and

urban design standards consistent with the Transit Oriented Development (TOD)

zone and provide a foundation for future policies, standards, and programs to bring

the vision to reality. This vision should include potential project phasing for the

redevelopment area.

Establishment of the layout for a multi-modal transportation system within both the

redevelopment area and its connections to the larger influence area. The final plan

should include the use of both pedestrian and bikeway facilities as illustrated in the

Downtown Bike Plan.

Produce potential redevelopment street plan that includes consideration of a street

pattern consistent with the block grid pattern of Southeast Rochester with

connectivity to Broadway and 3rd Avenues on the west and east side respectively,

as well as 9th Street on the south end. Consideration of and provisions for connected

public open space, natural and cultural amenities including improved public access

to the riverfront that complies with Corp of Engineers & Flood Control program

for Rochester, additional public greenspace, public art, the potential reuse of

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historic structures and objects, and design concepts to appreciate the history of the

redevelopment area.

A stormwater management strategy that incorporates low-impact design practices

and green infrastructure while recognizing the need to develop synergies between

individual developers and the City to achieve an integrated stormwater

management system within the greater development. Evaluate parking needs and

strategies for the area. The final plan should include a phasing strategy to reduce

the number of surface parking spaces that are currently located within the

redevelopment area.

Public engagement that involves the residence and businesses within and adjacent

to the redevelopment area, informs the public throughout the process of vision for

the redevelopment area, and further involves the general public with aspects of the

plan relating to the larger influence area.

A Vision for a new neighborhood on currently underutilized property that builds

off the energy of redevelopment activity in the heart of downtown Rochester. The

neighborhood will integrate the new rapid transit circulator and compliment

adjacent residential neighborhoods and public lands.

Incorporate the future transformation/reconstruction of the South Broadway

Avenue corridor into a significant multi-modal gateway to downtown Rochester

and the Destination Medical Center (DMC) Development District, consistent with

the Broadway Avenue Corridor Study.

Incorporate Rapid Transit station locations and design consistent with the

Downtown Circulator Transit Oriented Development Study, recently completed by

SOM

III. COMMUNITY AND PLANNING AREA BACKROUND

The City of Rochester is the third largest city in the State of Minnesota with a population

of over 117,000 and anticipated to grow by 50% over the next 20 years. Rochester is

home to major employers including Mayo Clinic, the number one hospital in the United

States which employs over 30,000 people, and IBM. The City’s credit rating is AAA, and

the City has a 2019 annual budget of $284 million. Rochester has been recognized as an

All-American City; a Gold LEED certified City and is consistently recognized as one of

America’s most livable cities. The City has averaged 516 residential and commercial

building permits the last 5 years with a value of $274 million per year. Over 3.5 million

people visit Rochester each year from over 120 countries and there are 23 common

languages spoken in our City.

The redevelopment site (see Appendix A for map and proposed project timeline) is the

site of a vacant big box store, an industrial dairy (soon to close) and large amounts of

surface parking used by Mayo Clinic in their park & ride system. It is located on land

historically owned by Dr. Christopher Graham whose property extend into the larger

influence area and where remnant of his support for agricultural endeavors are still

present.

The anticipated influence area includes 4th Street at its northern boundary and 12th Street

(Highway 14) on its Southern end. Across Highway 14 to the South is Graham Park and

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the “Seneca site” owned by Olmsted County where planning for a transit village is

underway. On the western side of the influence area is Soldiers Field Park, a 147 acre

City property which creates a southern boundary for the core of downtown. Between the

park and development area is Broadway Avenue, a major collector running north/south

through the City. The Zumbro River and a railroad spur run along Broadway Avenues

east edge through much of the influence area. Currently, the only connection through the

redevelopment area to Broadway Ave exists on 9th Street SE. To the north of 4th Street is

the Government Center and the core of the Downtown with over 330 area businesses,

37,000 people working and 3,300 residents living within the downtown area. The

anticipated influence area includes the Slatterly Park and Sunnyside neighborhoods to the

east and south respectively. Both of these have active neighborhood associations that are

members of RNeighbors – Rochester’s Neighborhood Resource Center, with which the

City regularly collaborates.

IV. PROPOSAL SUBMISSION REQUIREMENTS

The proposal shall include the following information and shall be organized in the manner

specified below.

Letter of Transmittal

A cover letter signed by an authorized representative of the firm briefly outlining the firm’s

understanding of the work. The cover letter must contain a commitment to provide the

services described and the name, address, telephone number, and email of the consultant’s

primary contact person. Please also include a summary of the firm’s understanding of the

project. Please submit one electronic copy of a proposal not to exceed 20 pages including

appendices

Qualifications of firm(s)

List the names of the anticipated project manager and other key personnel associated

with the project. A resume of their qualifications and experience should be attached

along with the percentage of time each person is anticipated to devote to the project.

The successful firm is expected to have a high level of familiarity with the proposed

site and community.

Describe the name and location of any subconsulting firms that will be used by the

firm. Please identify the approximate percentage of work that would be performed by

each of these firms. Include the experience and qualifications of the subconsultant firm

and their key personnel in working on similar projects.

Describe the experience of the firm in conducting projects. Include previous projects

with similar budgets and deadlines and whether the firm met the established criteria.

Examples of projects where the city was able to implement the small area plan.

Include a project list with contacts for all similar projects that have been completed in

the past 3 years. Identify the key personnel who worked on the referenced project.

Discuss the firm’s prior experience in working with a multi-stakeholder taskforce,

particularly made up of city representatives as well as representatives from partner

organizations, property owners and neighborhood residents or other public

representatives.

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Discuss the firm’s ability to integrate this project into the firm’s present workload.

Firms public engagement experience

Scope of Services

Please provide a proposed scope of services that addresses the following:

The City of Rochester, Minnesota is soliciting proposals from qualified consulting firms

(Consultant) to provide a small area plan encompassing nearly 61 acres of land. Within

this influence area is a redevelopment area, which will be the primary focus on the plan.

The scope of services will include a plan with maps and illustrations of the opportunities

for the redevelopment area and its relationship with the larger influence area.

Assumptions:

The plan shall be in accordance with or further develop previously approved plans for

this part of the City of Rochester or will provide reasons and methods for the divergence

from these; DMC, Imagine Slatterly, TOD Studies, Bike/Ped Master Plan, Broadway

Ave Corridor study

The plan will incorporate public access to the Zumbro River in a design compatible in

nature and complementary to the natural and built environment, and consistent with

Corp of Engineers standards and the City’s Flood Control Program;

The plan will provide for physical connections to both existing and planned

transportation elements within the influence area;

The plan will include opportunities for a mix of land use, connected parks and public

spaces, heritage preservation and public art

Deliverables, including but not limited to:

A final plan in either a document or other usable format available to easily share

with the public, existing and future stakeholders

Maps, diagrams, and illustrations that show how the identified goals for the project

will be met by the City, property owners and stakeholders

Alternative policies, ordinances, programs and other strategies to bring the vision

to fruition

Public engagement plan outlining how residence and property owners will be

involved in the planning process, and how the larger Rochester community will be

informed throughout the process. This should include a plan for public engagement

activities including but not limited to open houses, site visits, public meetings, etc.

Please include firms experience working with multi-stakeholder taskforces. At a

minimum, it is expect that the consultant will:

Prepare a draft and final report summarizing the process and strategies for public

involvement.

Track public comments and responses and provide to the City throughout the duration

of the project up to and including post-completion.

Ensure all materials are online-compatible, ADA accessible, and composed using

common language and terminology.

Prepare and provide logistical support, including associated fees, for all public

meetings.

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Provide translation services when needed at public meetings and translation of some

written materials for public consumption.

GIS Mapping data/files in ESRI format, map documents in ArcMap or ArcPro

format

Outline proposed process to go from multiple concepts to a final plan.

Proposed Project Schedule

The budget is currently anticipated to be $90,000, however, the budget is not the sole

consideration. Emphasis will be place upon selecting a qualified firm who delivers an

innovative and visionary proposal. Provide a project schedule outlining the time period

and estimated completion date of the proposed scope of work for design services and a

separate schedule for construction administration services. This should include a schedule

for and description of all deliverable products throughout the period for design services.

Please include price and recommendation of additional services or products that your firm

would recommend as part of this process.

Fees and Compensation Provide a proposed cost plus expenses budget for completion of the scope of services with

cost breakdowns by scope element. Quotation of fees and compensation shall remain firm

for a period of at least 90 days from the proposal submission deadline. Please provide the

proposed cost for each budget under separate cover. Initial screening will be done by

the selection committee without the benefit of knowing the proposed fee for services.

V. SUBMISSION REQUIREMENTS

An electronic copy shall be received in Community Development Department, 4001 West

River Parkway NW, Rochester, MN 55904 by 4:30 p.m. CST Monday, April 27, 2020.

Submittals shall not be more than 15 pages of 8 ½ X 11” sized paper inclusive of the team

members, sample projects, and response to scope, schedule, and additional information

desired to present

Each consultant assumes full responsibility for delivery and deposit of the completed

proposal package on or before the deadline. The City of Rochester is not responsible for

any loss or delay with respect to delivery of the proposals.

All proposals become the property of the City of Rochester and will not be returned.

The City of Rochester reserves the right to reject any and all proposals or portions of

proposals and to negotiate changes with any consultant.

The City of Rochester is not liable for any cost incurred by any consultant prior to the

execution of an agreement or contract, nor shall the City of Rochester be liable for any

costs incurred by the consultant that are not specified in any contract.

The City of Rochester is an Equal Employment Opportunity Employer.

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VI. EVALUATION CRITERIA

Proposals will be screened to ensure that they meet the minimum requirements of the

proposal format. A selection committee will evaluate qualifying proposals. Factors to be

considered by the committee include the following:

Qualifications, sample projects, and experience of firm and any subconsultants;

Qualifications and experience of the principal consulting staff and of subconsulting

staff who will work on the project;

Understanding of project scope and level of interest;

Approach to completing scope of services including creativity and problem solving;

Responsiveness and compatibility between consultants and the City;

A demonstrated clear understanding of the project site, surrounding neighborhood and

community;

Proposed cost to complete project; and

Engagement/Communication Strategy

Deliverable product

Schedule, implementation, and phasing plan

Consultants may be invited to an interview with the selection committee prior to committee

selection.

Questions regarding this RFP should be directed to Cindy Steinhauser at 507-328-2015

telephone or csteinhauser@rochestermn.gov.

Project Overview

CITY OF ROCHESTERDOWNTOWN WATERFRONTSOUTH AREA PLAN

The City of Rochester is soliciting proposals from qualified consulting firms to create asmall area plan for redevelopment of approximately 61 acres of land located along theZumbro River in the Downtown Waterfront District of Destination Medical Center.

The Downtown WaterfrontSouth Area Plan will guidethe transformation of theredevelopment area fromits current state to a futuremixed-use neighborhoodthat will have its ownunique character and beauthentically reflective ofboth Rochester and itssoutheast quadrant.

Project Goals

The plan will identify ways tointegrate natural andcultural resources within theredevelopment area -located within a corridor ofapproximately 1,000 by2,000 feet betweenBroadway and ThirdAvenues SE - and will alsoincorporate multimodalconnectivity with downtown,the Slatterly Park andSunnyside neighborhoods,and Soldiers Field MemorialPark.

City of Rochester representatives from Community Development, Administration,Public Works, and Parks & Recreation (4)Destination Medical Center representative (1)Property owner representatives from Camegaran, AMPI, Mayo Clinic, and others asappropriate (4-5)Neighborhood representatives from RNeighbors, Sunnyside, Slatterly, andDowntown Neighborhood Association (4-5)

Downtown Waterfront South Area Plan Committee to include:Project Committee

Project Timeline

t = Schedule subject to change based on consultant selected*= Downtown Waterfront South Area Plan Committee Meeting+= Committee Milestone/Recommendation to Council x= Public Engagement (meeting or open house)

1. The selected consultant will be contracted with and retained by the City of Rochester.2. The RFP will establish baseline requirements for proposals to include a publicengagement plan, also indicating that the Downtown Waterfront South Area PlanCommittee will approve a final engagement plan after selection of Consultant. Publicengagement shown in the above timeline illustrates baseline expectations. 3. Existing Conditions will include review of recent plans including the Imagine SlatterlyVision Plan, studies, and adopted policies which will be presented as part of the kick offmeeting.4. “Area Vision” will include general building forms and urban design standards.5. “Land Use Planning” will consider generalized areas of future uses and residentialdensities, parks, and other public spaces. 6. Realistic concepts and strategies may include conceptual renderings.

Project Scope

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BROA

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6 ST SW

9 ST SE

6 ST SE

4 ST SE

3 ST SE

11 1/2 ST SE

1 AVE

SE

7 ST SW

4 ST SW

9 1/2 ST SE

1AVE

SE

2 AVE

SE

10 1/4 ST SE

10 1/2 ST SE

3 AVE

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5 ST SE

6 1/2 ST SE

1 ST SE

2 ST SE4 A

VE SW

1 AVE

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7 AVE

SE

6 AVE

SE

4 AVE

SE

3 AVE

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E SOLD IERS FIELD DR SW

12 ST SW 12 ST SE

10 ST SE

11 ST SE

7 ST SE

8 ST SE

3 ST SW

1 ST SW

5 AVE

SE

2 AVE

SW

5 ST SW

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I

Redevelopment AreaArea of Influence

0 500 1,000250Feet

Data Sou rces : City of Roches ter, MN; Pictometry Intl.Data contained has not been field v erified and s hou ld be u s ed as referenceonly. It is the u s er’s res pons ibility for field v erifying elev ations , locations ,d imens ions , etc. to cond u ct d etailed d es ign.The City of Roches ter s pecifically d is claims all w arranties , expres s orimplied , inclu d ing bu t not limited to implied w arranties of fitnes s for aparticu lar pu rpos e, w ith res pect to the information contained on this map.The City of Roches ter s hall hav e no liability w ith res pect to any los s ord amage d irectly or ind irectly aris ing ou t of the u s e of this d ata.

Appendix A